Planning Commission
MEETING DATE: 10/4/2017
Title
CASE NO. Conditional Use Permit No. 17-013, Tentative Parcel Map No. 37270
APPLICANT: Quick Quack Car Wash, Joe Walters
LOCATION: Northeast corner of Ramon Road and Avenida Ximino (APN: 678-304-009 thru 678-304-016)
REQUEST: Consider a Conditional Use Permit to construct an approximately 3,586 square foot full service car wash facility with outdoor vacuums located on a vacant 1.63-acre site at the northeast corner of Ramon Road and Avenida Ximino in the PCC (Planned Community Commercial) Zoning District and Specific Plan No. 88-31.
End
STAFF PLANNER:
Robert Rodriguez, Planning Manager
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to Section No. 15332, Class 32 (In-Fill Development Projects).
APPROVE Conditional Use Permit No. 17-013 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
APPROVE Tentative Parcel Map No. 37270 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
Body
FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15332, Class 32 (In-Fill Development Projects) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 17-013, subject to the attached conditions of approval and based on the following findings:
1. The full service car wash, which is located at the northeast corner of Ramon Road and Avenida Ximino in the PCC (Planned Community Commercial) Zoning District and Specific Plan (SP) No. 88-31, is authorized as a conditional use per the City of Cathedral City Zoning Ordinance, Chapters 9.30 and 9.72;
2. The full service car wash is desirable for the development of the community in that it provides a needed service for local residents and businesses, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the PCC Zoning District and SP No. 88-31;
3. The site is adequate in size and shape to accommodate the full service car wash and has been reviewed, and specific conditions added, to ensure that the car wash is compatible with the existing or permitted future uses in the neighborhood;
4. The site for the proposed full service car wash relates properly to Ramon Road which is designed and improved to carry the type and quantity of traffic generated or to be generated by the car wash;
5. The full service carwash together with the proposed improvements on and off-site are property designed to minimize impacts of noise, view, glare and traffic patterns; that there is an exhibited need for a carwash as proposed in the area and for the convenience of area residents; that there is not a proliferation of car washes in the area; and that the use will not conflict with the purposes of the specific plan or general plan for the area; and
6. The applicant agrees to comply with any and all the conditions imposed by the Planning Commission or be subject to a revocation hearing.
APPROVAL OF TENTATIVE PARCEL MAP NO. 37270, subject to the attached conditions of approval, and based on the following findings:
1. That the proposed land division is consistent with the General Plan, City Municipal Code and Specific Plan;
2. The site of the proposed land division is physically suitable for the development;
3. The design of the proposed land division and proposed improvements will not cause environmental damage or public health problems;
4. The design of the proposed land division and required improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed land division; and
5. In arriving at its decision, the Planning Commission has considered all testimony, written and oral, submitted in relation to this proposal.
BACKGROUND/PROJECT SUMMARY:
The applicant, Joe Walters representing Identity Mutual, LLC, submitted applications for a Conditional Use Permit (CUP) and Tentative Parcel Map (TPM) on March 20, 2017 for the development of an approximately 3,586 square foot full service car wash facility with outdoor vacuums on a vacant 1.63-acre site located in the PCC (Planned Community Commercial) zoning district and Specific Plan No. 88-31.
The project site is located on the north side of Ramon Road, west of Date Palm Drive, and is bounded by Ramon Road, Aliso Road, Avenida Ximino and Avenida Alvera. The site is currently comprised of eight separate parcels which are proposed to be merged through the Tentative Parcel Map into two parcels/lots. The carwash facility will be located on the westerly parcel with parking, retention and landscaping on the other parcel. An undeveloped pad area will remain on this parcel for future commercial development.
Site Plan, Architecture and Landscape
The car wash building and tunnel will be located near the center of the westerly parcel with the vacuum spaces along the west property line (facing Avenida Ximino). The site will have three access points; full ingress/egress from Avenida Ximino and Avenida Alvera and a right-in only from Ramon Road. The retention basin will be located on the easterly parcel and is sufficiently sized to accommodate the car wash and the future development. A six-foot high block wall will be constructed on the north side of the site, along Aliso Road, and a 30” high wall will be constructed along Ramon Road, west of the drive way.
Customers using the car wash will enter dedicated vehicle lanes located on the east side of the building, entering the tunnel on the north side of the building and exiting on the south side. There will be two lanes and queuing for a minimum of 12 vehicles with an emergency exit prior to entering the tunnel.
The building will have a contemporary architectural style with exposed CMU and stucco exterior walls with a stone veneer along the bottom of the building, on columns and on the south side of the building, framing the carwash tunnel exit. Metal canopies will be featured on the east and west elevations of the building that will complement the canopies over the vacuum area and pay station.
Landscaping will be installed around the perimeter of the site including the parkway, within the interior of the carwash site, in the retention area and along the drive aisle from Avenida Alvera. The desert landscape scheme is consistent with the requirements of the Coachella Valley Water District (CVWD) and the City’s water efficient landscape ordinance and regulations. The Final Landscape Plan will be required to be reviewed and approved by CVWD to ensure compliance with water efficiency requirements.
The Architectural Review Committee (ARC) reviewed the project on August 9 and September 6, 2017 and approved the project on a 4-0 vote with the condition that the slopes of the retention basin be stabilized with gravel in a size approved by the City Engineer. This condition has been included in the Conditions of Approval and will be shown on the final landscape plan.
ANALYSIS:
General Plan and Zoning Consistency
The project is consistent with the CG (General Commercial) land use designation of the City’s General Plan, which provides for a wide variety of commercial uses, ranging from free-standing retail buildings and restaurants to offices and regional commercial centers, and General Land Use Policy 4, encouraging in-fill development and lot consolidation as a means of optimizing uses of existing roadways and utility infrastructure. The project site is an in-fill site surrounded by existing commercial and residential development.
The project is located within the PCC Zoning District. The intent of the PCC district is to provide for retail and service commercial uses which are of a relatively high intensity and are necessary to provide a wide range of shopping facilities, goods and services. Car washes, self-serve and full-serve, may be permitted within the PCC district subject to the issuance of a conditional use permit. The project is consistent with all applicable PCC development standards.
Specific Plan
The project is located within the boundaries of Specific Plan No. 88-31. The objective of the Specific Plan is to ensure that future commercial development is compatible with surrounding residential uses. As such, development standards are included within the Specific Plan that projects must comply with including minimum setbacks from surrounding streets, a six-foot block wall along Aliso Road and screening of bays from Ramon Road. The design of the project is consistent with these standards except for the access to Ramon Road. The Specific Plan prohibits direct access to Ramon Road. However, to minimize traffic impacts and improve circulation to and through the site, a right-in only access has been recommended by the City Engineer. If the project is approved, the Specific Plan will be amended to remove this development standard.
Carwashes
Under Section 9.96.140 (Carwashes) of the Cathedral City Municipal Code (CCMC), the minimum distance between any two carwashes shall be two thousand five hundred feet and the minimum distance between a carwash and a residential zone shall be five hundred feet. The project does not meet these requirements. However, under Subsection C (Exceptions to Locational Standards), the Planning Commission may grant an exception to the separation standards if it finds that the proposed use together with the proposed improvements on and off-site are property designed to minimize impacts of noise, view, glare and traffic patterns; that there is an exhibited need for a carwash as proposed in the area and for the convenience of area residents; that there is not a proliferation of car washes in the area; and that the use will not conflict with the purposes of the specific plan or general plan for the area.
Parking
Section 9.58.040 of the CCMC allows the Planning Commission to establish parking requirements for uses not specifically mentioned in the Code. The parking requirements for car washes are not listed in the parking code. Typically, parking for this type of car wash would not be required. However, there will be employees for the pay station and operation of the facility. Therefore, three staff parking spaces are proposed with one being an ADA van accessible space. Additionally, a loading zone is proposed at the front of the site for maintenance vehicles.
ENVIRONMENTAL ANALYSIS:
Staff has determined that the project meets all the conditions for a Categorical Exemption under Section 15332, Class 32 (In-Fill Development Projects) of the State CEQA Guidelines.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA.
ATTACHMENTS:
Attachment No. 1 Conditions of Approval
Attachment No. 2 Site Plan
Attachment No. 3 Floor Plan
Attachment No. 4 Elevations
Attachment No. 5 Landscape Plan
Attachment No. 6 Specific Plan No. 88-31
Attachment No. 7 Public Hearing Notice
Attachment No. 8 Airport Land Use Commission (ALUC) Review Letter